District 16 · Bedok · OCR
Kew Gate
Limau Garden · Strata Terrace · 99 yrs lease commencing from 1994
Current PSF
$988
-36.1% vs district median
Gross yield
2.8%
median rent $5,100/mo
3-year gain
0.0%
Transactions · 5y
15
2 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 687.188m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential50 / 100
32 years old · composite of plot use, age, tenure, value gap & size
Lease decay67 years left
worth 84.2%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 628m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok South Secondary School · 430m
Food
Bedok Food Centre · 706m - 2 hawker centres within 1km
Green
Kew Ave Pg · 94m - 15 parks within 1km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 2.0km
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
276,990
Median age
45 yrs
43% under 40 · getting older
Children 0–9
21,280
▼ 15% since 2015 · future P1 demand
Household size
3.1 avg
Homes
63% HDB
20% condo · 16% landed
Degree holders
34%
residents 15+
Commute
55% transit
24% drive
45 min+ to work
23%
Price trend average PSF by year
2021
$658
2022
$813
+23.6%
2024
$867
+6.6%
2025
$1,037
+19.6%
2026
$945
-8.9%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,380,000 | 2,519 | $945 | - |
| Aug 2025 | $2,330,000 | 2,260 | $1,031 | - |
| Mar 2025 | $2,358,000 | 2,260 | $1,043 | - |
| Aug 2024 | $2,330,000 | 2,831 | $823 | - |
| Aug 2024 | $2,300,000 | 2,250 | $1,022 | - |
| Jul 2024 | $2,240,888 | 2,820 | $795 | - |
| Jul 2024 | $2,180,000 | 2,260 | $964 | - |
| May 2024 | $2,200,000 | 2,831 | $777 | - |
| Apr 2024 | $2,010,000 | 2,314 | $869 | - |
| Mar 2024 | $1,850,000 | 2,250 | $822 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Kew Gate actually sell for - this project trades at 1.6× the nearest block’s PSF.